HomeMy WebLinkAbout20030861.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Bryant Gimlin, along with the addition of 1B, Development Standard #11, amend Development
Standard#11, amend Development Standard#13,that the following resolution be introduced for passage
by the Weld County Planning Commission. Be it resolved by the Weld County Planning Commission that
the application for:
CASE NUMBER: USR-1413
APPLICANT: Navarro-Action Pursuit Paintball LLC
PLANNER: Chris Gathman
LEGAL DESCRIPTION: Parcels B & C of SE-745; part SW4 Section 14, T5N, R65W of the 6th
P.M., Weld County, Colorado.
REQUEST: Site Specific Development Plan and Special Use Permit for a Use by Right,
an Accessory Use or Use by Special Review in the Commercial or
Industrial Zone Districts (Commercial Recreational Facility - Paintball
Park).
LOCATION: North of and adjacent to Hwy 34; approximately 1/2 mile West of WCR 47.
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Planning Commission that the applicant has shown compliance with Section
23-2-220 of the Weld County Code as follows:
a. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect. Section 22-2-150 C.Goal 2 of the Weld
County Code states"Ensure the compatibility of commercial land uses with adjacent land
uses." The site is located adjacent to pastureland and the Platte River to the north, State
Highway 34 to the south, a single family residence and farm buildings to the east, and
pasture and the State Highway 34/18th Avenue (Business 34) intersection to the east.
There is an existing oil&gas tank battery located on the site. The applicants are proposing
that the paintball arenas be enclosed by two 180 by 120 foot buildings and an additional 800
square foot attached building will be used for storage. Development Standards and
Conditions of Approval will ensure compatibility with adjacent land uses.
b. Section 23-2-220.A.2 --The proposed use is consistent with the intent of the A(Agricultural)
Zone District. Section 23-3-40.R of the Weld County Code provides for any use permitted
by right,an accessory use or a Use by Special Review in the Commercial or Industrial Zone
Districts(Commercial Recreational Facility-Paintball Park)as a Use by Special Review in
the A (Agricultural) Zone District. Section 23-4-90 of the Weld County Code allows one
identification sign per principal use in the A(Agricultural)zone district be allowed, provided
the sign does not exceed sixteen (16) square feet in area.
c. Section 23-2-220.A.3--The uses which will be permitted will be compatible with the existing
surrounding land uses. The site is located adjacent to pastureland and the Platte River to
the north, State Highway 34 to the south,a single family residence and farm buildings to the
east, and pasture and the State Highway 34/18th Avenue (Business 34)intersection to the
east. Conditions of Approval and Development Standards will ensure that this use is
r-. compatible with surrounding land uses.
g EXHIBIT
—iL
2003-0861
Resolution USR-1413
Anthony Navarro
Page 2
d. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter22 of the Weld County Code and any other applicable
code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities. This site is located within the 3-mile referral area for the cities of Evans and
Greeley. The City of Evans, in their referral received January 6, 2003 indicated no conflict
with their interests but request to have a landscaping buffer between the proposed buildings
and State Highway 34. The City of Greeley, in their referral received December 31, 2002
indicated that they request to see a landscape buffer adjacent to Highway 34 and nearby
residential properties and paved parking.
e. Section 23-2-220.A.5 -- The application complies with Section 23-5 of the Weld County
Code.The northern portion of this site is located within the 100-year floodplain,a portion of
this site is also in the floodway per FIRM community panel maps 080266 0637C and 080266
0639C. Section 23-5-250.B of the Weld County Code states:"No development shall occur
in the Floodway District with the exception of Floodproofed Agricultural exempt buildings."
The proposed buildings and parking area will be located outside of the floodway.
f. Section 23-2-220.A.6 --The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use. This site is located on
property designated as "other" and "irrigated non-prime" land according to the 1979 Soil
Conservation Service Important Farmlands of Weld County Map.
g. Section 23-2-220.A.7 -- The Design Standards (Section 23-2-240, Weld County Code),
Operation Standards(Section 23-2-250,Weld County Code), Conditions of Approval and
Development Standards ensure that there are adequate provisions for the protection of
health, safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based,in part,upon a review of the application materials submitted by the applicant,
other relevant information regarding the request, and responses from referral entities.
The Planning Commission's recommendation for approval is conditional upon the following:
1. Prior to scheduling a Board of County Commissioners hearing:
A. The applicant shall either submit to the Weld County Department of Planning Services a
copy of an agreement with the properties mineral owners/operators stipulating that the oil
and gas activities have adequately been incorporated into the design of the site or show
evidence that an adequate attempt has been made to mitigate the concerns of the mineral
owners. (Department of Planning Services)
B. The applicant shall provide a scaled map showing the actual boundaries of the historical
Latham Cemetery as well as the best information available from the appropriate historic
society as to the number of graves presently existing or the applicant shall contact the
Colorado Historical Society regarding the Lathamview Cemetery. If it is determined that
issues and conditions need to be addressed in regards to the cemetery the applicant shall
either supply an agreement with the Colorado Historical Society or evidence that an
adequate attempt has been made to address their concerns
2. Prior to recording the plat:
Resolution USR-1413
Anthony Navarro
Page 3
A. The plat(s)shall be labeled USR-1413. (Department of Planning Services)
B. The plat shall be amended to delineate the following:
1. The attached Development Standards. (Department of Planning Services)
2. The location of the proposed identification sign. (Department of Planning Services)
3. Adequate parking spaces, circulation and access for employees, employers and
visitors to the site (to accommodate a total of 150 people) shall be indicated. A
parking detail identifying parking and circulation throughout the proposed parking
area shall be shown. A minimum of 50 parking spaces(approximately 1 space per
every 3 participants) including spaces which adhere to ADA standards shall be
indicated. Parking shall meet the requirements of Sections 23-2-240.6 and Article
IV, Division 1 of the Weld County Code. A detailed site map of the parking area
shall be indicated at a 1 inch = 20 foot scale. (Department of Planning Services,
Department of Public Works)
4. The plat shall reflect parking setbacks from the existing oil & gas facilities as
outlined in the letter dated November 26, 2002 from Keith M. Crouch, P.C.,
representative for Merit Energy Company. (Merit Energy Company)
C. The applicant shall submit a Landscape and Screening Plan for review and approval by the
Department of Planning Services. The landscape and screening plan shall address
screening from the residence and properties located to the east, screening from State
Highway 34 and screening from the properties to the north. (Department of Planning
Services)
D. The applicant shall submit a waste handling plan,for approval, to the Environmental Health
Services Division of the Weld County Department of Public Health & Environment. The
plan shall include at a minimum, the following
E. A list of wastes which are expected to be generated on site (this should include expected
volumes and types of waste generated).
F. A list of the type and volume of chemicals expected to be stored on site.
G. The waste handler and facility where the waste will be disposed (including the facility name,
address, and phone number). (Department of Public Health and Environment)
H. The applicant shall attempt to address the requirements of the Union Colony Fire and
Rescue Authority as stated in their referral received January 13, 2003. Evidence of such
shall be submitted in writing to the Department of Planning Services. (Union Colony Fire&
Rescue Authority)
The West Greeley Soil Conservation District has provided information regarding the soils
on the site. The applicant shall submit written documentation that they have reviewed the
information and will use it to positively manage on site soils. (West Greeley Soil
Conservation District)
J. The applicant shall attempt to address the requirements (concerns) of the City of Greeley
as stated in their referral received December 31,2002. Evidence of such shall be submitted
in writing to the Department of Planning Services. (City of Greeley)
Resolution USR-1413
Anthony Navarro
Page 4
K. The applicant shall attempt to address the recommendations of the Weld County Sheriffs
Office as stated in their referral received December 19, 2002. Evidence of such shall be
submitted in writing to the Department of Planning Services. (Weld County Sheriffs Office)
L. The applicant shall address the requirements of the Colorado Department of Transportation
(CDOT) as stated in their referral received December 23, 2002. Evidence of such shall be
submitted in writing to the Department of Planning Services. (Colorado Department of
Transportation)
M. The applicant shall attempt to address the requirements of the City of Evans as stated in
their referral received January 6,2003. Evidence of such shall be submitted in writing to the
Department of Planning Services. (City of Evans)
N. The applicant shall enter into a Private Improvements Agreement according to policy
regarding collateral for improvements and post adequate collateral for transportation and
non-transportation requirements. The Improvements Agreement shall address landscaping
and screening along the northern, southern and eastern property lines, and improvements
to the access. The agreement and form of collateral shall be reviewed by County Staff and
accepted by the Board of County Commissioners prior to recording the plat. (Department
of Planning Services)
O. The applicant shall submit three(3) paper copies of the USR plat for preliminary approval
to the Weld County Department of Planning Services. (Department of Planning Services)
P. Upon completion of items 1. and 2.above the applicant shall submit a Mylar plat along with
all other documentation required as Conditions of Approval. The Mylar plat shall be
recorded in the office of the Weld County Clerk and Recorder by Department of Planning
Services'Staff. The plat shall be prepared in accordance with the requirements of Section
23-2-260.D of the Weld County Code. The Mylar plat and additional requirements shall be
submitted within thirty (30) days from the date of the Board of County Commissioners
resolution. The applicant shall be responsible for paying the recording fee. (Department of
Planning Services)
Q. The Department of Planning Services respectively requests the surveyor provide a digital
copy of this Recorded Exemption/Subdivision Exemption/Use by Special Review/.
Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats
are ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files format type is.e00. The
preferred format for Images is .tif(Group 4). (Group 6 is not acceptable). This digital file
may be sent to maps(c.co.weld.co.us. (Department of Planning Services)
5. Prior to construction:
A. The applicant shall address the requirements of the Weld County Department of Building
Inspection as stated in their referral received January 15,2003. Effective January 1,2003,
Building Permits issued on the proposed lots will be required to adhere to the fee structure
of the County Wide Road Impact Program, Area 3. (Chapter 20, Article II of the Weld
County Code) (Department of Building Inspection)
6. Prior to Certificate of Occupancy:
A. An individual sewage disposal system is required for the paintball facility and shall be
installed according to the Weld County Individual Sewage Disposal Regulations(I.S.D.S.).
The septic system is required to be designed by a Colorado Registered Professional
Resolution USR-1413
Anthony Navarro
Page 5
Engineer according to the Weld County Individual Sewage Disposal Regulations. The
installation of the septic system shall comply with the Weld County Individual Sewage
Disposal System (I.S.D.S.) flood plain policy. (Department of Public Health and
Environment)
B. The applicant shall contact the Union Colony Fire/Rescue Authority for a walk through
inspection of the facility. (Union Colony Fire/Rescue Authority)
7. The Special Review activity shall not occur nor shall any building or electrical permits be issued on
the property until the Special Review plat is ready to be recorded in the office of the Weld County
Clerk and Recorder. (Department of Planning Services)
n
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fisk
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Anthony Navarro -Action Pursuit Paintball, LLC
USR-1413
1. The Site Specific Development Plan and Special Use Permit is for a Use by Right, Accessory Use
or Use by Special Review for Commercial or Industrial Zone Districts (Commercial Recreational
Facility-Paintball Park)in the A(Agricultural) Zone District, as indicated in the application materials
on file and subject to the Development Standards stated hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. The parking lot shall conform to all standards of the American Disabilities Act.
(Department of Planning Services, Department of Public Works)P
3. Parking shall be provided for employees, employers and visitors in compliance with Section 23-4-10
of the Weld County Code. (Department of Public Works)
4. The off-street parking spaces and the access drive shall be surfaced with gravel, asphalt, concrete,
or the equivalent and shall be graded and drained to provide an all-weather access. (Department
of Public Works)
5. All materials and equipment associated with the paintball facility shall be stored indoors.
(Department of Planning Services)
6. Trash containers shall be screened from adjacent properties and rights-of-way. (Department of
r
Planning Services)
7. The access road is to be maintained with an all-weather surface capable of supporting fire
apparatus. (Union Colony Fire/Rescue Authority)
8. Each parking space shall be equipped with wheel guards or curb stops where needed to prevent
vehicles from extending beyond the boundaries of the parking spaces and coming into contact with
other vehicles, walls, fences, or plants. (Department of Public Works)
9. There shall be no staging or parking on U.S. Highway 34. Utilize the internal parking areas identified
on the plat. (Department of Public Works)
10. Hours of operation shall be 8 A.M. to 9 P.M. Monday - Sunday (7 days a week) as stated in the
application materials. (Department of Planning Services)
11. There shall be no overnight camping allowed within the permitted area.
12. The maximum number of players allowed shall be 80 during normal operations. (Department of
Planning Services)
13. The maximum number of tournaments and special events allowed shall be eight (8) per calender
year. (Department of Planning Services)
14. The maximum number of players allowed during tournaments and special events shall be 150. At
no time shall the number of occupants on the property exceed 175. (Department of Planning
Services)
15. The Special Use Permit shall not be transferable to any successors in interest to the prescribed
property and shall terminate automatically upon conveyance or lease of the property to others for
operation of the facility. (Department of Planning Services)
Resolution USR-1413
Anthony Navarro
Page 2
16. The site shall be in compliance with the approved flood hazard development permit (FHDP -431)
at all times. (Department of Planning Services)
17. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
18. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites
and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public Health and
Environment)
19. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
blowing debris, and other potential nuisance conditions. (Department of Public Health and
Environment)
20. Fugitive dust shall be controlled on this site. (Department of Public Health and Environment)
21. This facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone
as delineated in 25-12-103 C.R.S., as amended. (Department of Public Health and Environment)
22. The applicant shall utilize the existing public water supply (Central Weld County Water District).
(Department of Public Health and Environment)
23. Adequate handwashing and toilet facilities shall be provided for employees and patrons of the
paintball facility. (Department of Public Health and Environment)
24. Adequate portable toilet facilities (port-a-potty) and portable handwash facilities shall be provided
during the construction of the facility, not to exceed 6 months. (Department of Public Health &
Environment)
25. Additional portable toilet facilities shall be required during special events. The number of portable
toilet facilities will be dependent upon the number of participants and spectators. (Department of
Public Health & Environment)
26. If applicable, the applicant shall obtain a stormwaterdischarge permit from the Colorado Department
of Public Health & Environment, Water Quality Control Division. (Department of Public Health and
Environment)
27. Any future building erected on the property must comply with all provisions of the Weld County
Code, pertaining to Individual Sewage Disposal Systems. (Department of Public Health and
Environment)
28. In the event the applicant intends to serve potentially hazardous foods, (ice is included in the
definition), the applicant shall comply with Colorado Retail Food Establishment Rules and
Regulations governing the regulation of food service establishments. (Department of Public Health
and Environment)
29. The landscaping on site shall be maintained in accordance with the approved Landscape Plan.
(Department of Planning Services)
Resolution USR-1413
Anthony Navarro
Page 3
30. If any work associated with this project requires the placement of dredged or fill material, and any
excavation associated with a dredged or fill project, either temporary or permanent, in streams or
wetlands at this location, the Department of the Army, Corps of Engineers shall be contacted by a
proponent of the project for proper Department of the Army permits or changes in permit
requirements pursuant to Section 404 of the Clean Water Act. (Department of the Army, Corps of
Engineers)
31. Sources of light shall be shielded so that beams or rays of light will not shine directly onto adjacent
properties; neither the direct nor reflected light from any light source may create a traffic hazard to
operators of motor vehicles on public or private streets; and no colored lights may be used which
may be confused with or construed as traffic control devices. (Department of Planning Services)
32. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere
to the fee structure of the County Wide Road Impact Program, Area 3. (Chapter 20,Article II of the
Weld County Code) (Department of Planning Services)
33. The property owner or operator shall be responsible for complying with the Design Standards of
Section 23-2-240, Weld County Code.
34. The property owner or operator shall be responsible for complying with the Operation Standards of
Section 23-2-250, Weld County Code.
35. Personnel from Weld County Government shall be granted access onto the property at any
reasonable time in order to ensure the activities carried out on the property comply with the
Development Standards stated herein and all applicable Weld County regulations.
36. The Special Review area shall be limited to the plans shown hereon and governed by the foregoing
standards and all applicable Weld County regulations. Substantial changes from the plans or
Development Standards as shown or stated shall require the approval of an amendment of the
Permit by the Weld County Board of County Commissioners before such changes from the plans
or Development Standards are permitted. Any other changes shall be filed in the office of the
Department of Planning Services.
37. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners.
Motion seconded by Cathy Clamp
r
Resolution USR-1413
Anthony Navarro
Page 4
VOTE:
For Passage Against Passage Absent
Fred Walker
Michael Miller
John Folsom
Cathy Clamp
Bryant Gimlin
Stephen Mokray
Bruce Fitzgerald
James Rohn
Bernard Ruesgen
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Voneen Macklin, Recording Secretary for the Weld County Planning Commission, do hereby certify that
the above and foregoing resolution, is a true copy of the resolution of the Planning Commission of
Weld County, Colorado, adopted on February 4, 2003.
Dated the 4th of February, 2003.
Voneen Macklin
Secretary
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